Peadar Tóibín
Question:1017. Deputy Peadar Tóibín asked the Minister for Housing, Planning and Local Government when the vacant homes strategy will be published. [11915/18]
View answerHousing Regeneration
Questions (1017)
Written answers
Preparatory work on the Vacant Home Strategy was undertaken by a working group chaired by the Housing Agency which also comprised senior representatives from my Department, local authorities, the Irish Council for Social Housing and from the Housing Agency itself. My Department received the output of the working group in June 2017 and is presently further developing the strategy with a view to publishing it in the near future.
In advance of formal publication, it should be noted that a significant number of measures to incentivise the increased use of vacant housing stock have already been introduced which are being progressed by my Department and local authorities. These measures include: requiring all local authorities to develop Vacant Homes Action Plans for their functional areas; requiring local authorities to designate Vacant Homes Officers to co-ordinate local actions to address vacancy; the ongoing implementation of the Repair and Leasing Scheme, the Buy and Renew Scheme, and the Housing Agency Acquisitions Fund for the purchase of vacant buy-to-let properties from financial institutions; new planning regulations to allow the change of use of vacant commercial units in urban areas, including vacant or under-utilised areas over ground-floor premises, into residential units without having to go through the planning process; and work on further streamlining, and providing guidance on, the building control regulatory requirements in relation to the conversion of vacant premises (including vacant over the shops spaces) into residential use.
As part of their Vacant Homes Action Plans, local authorities are also undertaking local surveys to ascertain up-to-date vacancy levels within their functional areas. Action Plans received to date from local authorities indicate that the level of vacant homes is significantly less than that set out in Census 2016, which was in essence, a snapshot at a particular point in time i.e end April 2016. In this regard, it is considered that a significant number of those vacant units contained in the Census 2016 data have, given the passage of time since its collation, been re-introduced as viable housing stock, including homes that were subject to short-term vacancies that normally occur in a properly functioning housing market, e.g. the house may have been placed on the market for sale or to let, it may have been temporarily vacant while undergoing refurbishment works, or it may have been subject to legal or probate procedures.
The Department is currently liaising with relevant stakeholders to agree a robust methodology to assess vacancy for inclusion in the National Vacant Homes Strategy. The local Vacant Homes Action Plans are also informing the finalisation of the Strategy.
Irish Water Funding
Questions (1018)
Catherine Murphy
Question:1018. Deputy Catherine Murphy asked the Minister for Housing, Planning and Local Government the way in which the installation of water meters and water boxes is funded; and if he will make a statement on the matter. [11955/18]
View answerWritten answers
Since 1 January 2014, Irish Water has statutory responsibility for all aspects of water services planning, delivery and operation at national, regional and local levels, pursuant to Section 7 of the Water Services (No. 2) Act 2013 which provided for the transfer to Irish Water of all water services functions conferred on the county and city councils by the Water Services Act 2007. Section 32 of the 2007 Act sets out responsibilities in respect of general water services functions and includes the installation and maintenance of meters.
Irish Water has produced Standard Details and a Code of Practice which outlines acceptable design and construction practices for contractors which must be adhered to, in order to connect to Irish Water infrastructure.
I am advised by Irish Water that according to this Code of Practice all new housing developments, that are currently being completed by contractors or developers, are required to have a meter-ready boundary box installed and are therefore funded by the contractors or developers. Before the establishment of Irish Water, local authorities also applied this requirement. This applies to new houses; houses where the refurbishment requires planning permission; and apartment blocks which will be fitted with bulk meters. These pre-installed meter-ready boundary boxes will enable Irish Water to fit meters in developments in a planned programme of works, consistent with recommendations made in the 2017 Report of the Joint Oireachtas Committee on the Future Funding of Water Services (JOCFFDWS), to allow for effective leak detection and conservation.
For one-off houses or premises which may be a domestic or non-domestic property that is connecting to the Irish Water network, Irish Water or its agents will install the boundary box as part of providing the physical connection in accordance with IW Standard Details and Guides to Connect; the cost of this is covered by the connection charge payable by the customer on request of a connection.
The water meters required for new connections, for both domestic and non-domestic customers, are installed by Irish Water or its agents including local authorities and are funded via the connection charge payable to IW. Where local authorities are acting on behalf of Irish Water funding is provided by Irish Water under the SLA.
Question No. 1019 answered with Question No. 1010.
Local Authority Members' Remuneration
Questions (1020)
Eoin Ó Broin
Question:1020. Deputy Eoin Ó Broin asked the Minister for Housing, Planning and Local Government further to Parliamentary Question No. 717 of 27 February 2018, the estimated cost to the Exchequer in a full financial year of increasing the representational allowance for local councillors (details supplied). [11976/18]
View answerWritten answers
As set out in my reply to Question No. 717 of 27 February 2018, with effect from 1 January 2018, the Representational Payment for elected members of local authorities was increased to €16,891 per annum in line with an increase to the basic amount of a Senator's salary from that same date following the implementation of the Public Service Stability Agreement 2018-2020.
The cost of any increases to the Representational Payment for local authorities would fall to be met by individual local authorities and not the Exchequer.
The approximate increased cost per annum of the Representational Payment to the 949 elected members of local authorities in line with the figures supplied is as follows:
|
Increased Representational Payment |
Approximate cost per annum of the increase |
|
€30,000 |
€12.4 million |
|
€35,000 |
€17.2 million |
|
€40,000 |
€21.9 million |
Increasing the Representational Payment from its current level of €16,891 to the figures supplied by the Deputy could only be provided for by way of new regulations made under section 142 of the Local Government Act 2001, as amended, requiring the consent of the Minister for Finance and Public Expenditure and Reform.
Housing Issues
Questions (1021)
John Brassil
Question:1021. Deputy John Brassil asked the Minister for Housing, Planning and Local Government the definition of the term "effective" in correspondence (details supplied). [12002/18]
View answerWritten answers
On 1 July 2017, updated regulatory standards, the Housing (Standards for Rented Houses) Regulations 2017, came into effect. These Regulations focus on tenant safety and include new measures covering heating appliances, carbon monoxide, ventilation and window safety. All landlords have a legal obligation to ensure that their rented properties comply with the Regulations.
As set out in Regulation 6, which deals with heating facilities, "every room used, or intended for use, by the tenant of the house as a habitable room, and any bathroom, or shower-room shall contain a permanently fixed heat emitter, heat distribution system or heat producing appliance capable of providing effective heating". The Regulation also states that the operation of any such heating appliance shall be maintained in a safe condition, in good working order and good repair and be capable of being independently manageable by the tenant.
Responsibility for enforcement of the Regulations, including interpretation of wording contained within, rests with individual local authorities. It is therefore a matter for housing authorities to determine the effectiveness of appliances and compliance with the regulation requirements.
Notwithstanding this, in August 2017, my Department published a summary guidance document to assist and support local authorities in implementing the new Regulations. These guidelines are intended to assist housing authorities, not only in the practical implementation and effective enforcement of the requirements of the Regulations, but also in providing a high quality of service to both landlords and tenants. The guidelines should be used as a basis to facilitate authorities making decisions specific to their own particular local circumstances.
This Guide to Minimum Standards in Rented Accommodation is available on my Department's website at the following link: http://www.housing.gov.ie/housing/private-rented-housing/inspections/minimum-standards-rented-accommodation.
Under section 5 of the Housing (Miscellaneous Provisions) Act 2009, housing authorities are required to have regard to guidelines issued under section 5 in performance of their functions under the Housing Acts 1966 to 2014.
Local Government Reform
Questions (1022)
Eoin Ó Broin
Question:1022. Deputy Eoin Ó Broin asked the Minister for Housing, Planning and Local Government if he will report on the implementation of the Programme for Partnership Government commitments in respect of local government reform (details supplied); and if he will further report on the possible devolution of new powers to local authorities and the establishment of town and borough councils. [12003/18]
View answerWritten answers
The Programme for a Partnership Government (PPG) sets out a number of requirements in relation to local government reform. In particular, the PPG envisages the submission of a report to Government and the Oireachtas on potential measures to boost local government leadership and accountability, and to ensure that local government funding, structures and responsibilities strengthen local democracy.
Proposals to address a number of the PPG requirements have been the subject of consideration by Government. Among the issues being addressed in this context is municipal governance, including the questions of town or borough status and local electoral areas, as referenced in the PPG. Following recent consideration by Government, arrangements are being made for the referral of the relevant documents to the Oireachtas for consideration.
It is envisaged that proposals on further aspect of local government structures, functions, and governance will be submitted to Government in the coming weeks pursuant to the requirements of the PPG.
Local Authority Housing Maintenance
Questions (1023)
Robert Troy
Question:1023. Deputy Robert Troy asked the Minister for Housing, Planning and Local Government the plans in place to allocate funding to local authorities to replace storage heating systems in social housing which are not fit for purpose. [12019/18]
View answerWritten answers
Section 58 of the Housing Act 1966 provides that the management and maintenance of local authority housing stock is a matter for each individual local authority. This includes the achievement of energy efficiency, the implementation of planned maintenance programmes and carrying out of responsive repairs and pre-letting repairs.
My Department operates certain funding programmes to support local authorities in the development and improvement of social housing, including improving energy efficiency. Over the years 2004 to 2009, this included support for local authorities to carry out an extensive central heating upgrade programme in social housing, which saw the installation of central heating, and associated energy efficiency measures, in 27,750 such dwellings, at a cost to the exchequer of €140 million. My Department is not currently operating any programme to install heating systems in existing social houses.
Local authorities are currently undertaking an ambitious programme of insulation retrofitting, with the support of my Department, on the least energy efficient social homes. Funding of some €115.7 million has been provided from 2013 to end-2017 to improve energy efficiency and comfort levels in almost 64,000 local authority homes, benefitting those at risk of fuel poverty and making a significant contribution to Ireland’s carbon emissions reduction targets and energy reduction targets for 2020.
The insulation retrofitting programme is being implemented in a number of phases. Phase 1 commenced in 2013 and is focused on providing attic/roof insulation and the less intrusive cavity wall insulation in all relevant properties. Phase 2 of the programme, which has been piloted in both Fingal and Westmeath County Councils, will focus on the external fabric upgrade of those social housing units with solid/hollow block wall construction. Heating upgrades will be considered in future phases of the Programme.
In 2018, the main focus of the available funding for the Programme will be on the completion of the remaining Phase 1 works and formally rolling out Phase 2. My Department will, shortly, be asking local authorities to submit details of their work proposals and related funding requirements for the Programme in 2018.
Housing Provision
Questions (1024)
Seán Haughey
Question:1024. Deputy Seán Haughey asked the Minister for Housing, Planning and Local Government if he has satisfied himself that Dublin City Council has the necessary resources to advance plans for the construction of 640 housing units on its site at Oscar Traynor Road, Santry, Dublin 9; and if he will make a statement on the matter. [12113/18]
View answerWritten answers
The active management of the publicly-owned housing land bank is part of a range of complementary actions being progressed under the Rebuilding Ireland Action Plan for Housing and Homelessness, designed to accelerate and increase housing output.
The Oscar Traynor Road site referred to is one of three significant sites being brought forward by Dublin City Council under its Housing Land Initiative (HLI), the aim of which is to ensure the delivery of mixed-tenure homes in the Dublin City Council functional area. All three sites under the HLI are identified as Strategic Development and Regeneration Areas (SDRA) within the Dublin City Development Plan 2016-2022.
Mixed-tenure developments are an important policy objective in Rebuilding Ireland and uphold the principle of sustainable mixed communities, where housing needs are not subject to rigid segregation, based on income levels. They also provide an opportunity to see major sites developed more quickly, and integrated into existing communities and areas.
Oscar Traynor Road has the potential to yield 640 mixed-tenure homes and the elected members of the City Council have determined that the homes will be provided on the basis of a 30% social, 20% affordable, and 50% private tenure-mix.
The progression of this project is being undertaken by Dublin City Council, working closely with my Department. In terms of the publicly funded elements, like all publicly funded construction projects, the development of this site must comply with the Government’s Capital Works Management Framework and procurement rules, to ensure greater cost certainty, better value for money and financial accountability.
This is a priority project for the Council and it is progressing through procurement with the Prior Information Notice (PIN) published on 20 June 2017 and the Pre-Qualification Questionnaire (PQQ) issued on 9 February 2018. My Department and I remain committed to working with Dublin City Council to ensure that the necessary resources are in place to deliver the mixed-tenure homes planned on what is a key site for the sustainable development of Dublin City.
Housing Provision
Questions (1025)
Seán Haughey
Question:1025. Deputy Seán Haughey asked the Minister for Housing, Planning and Local Government if funding from the local infrastructure housing activation fund for the construction of pathways and a new school entrance for a school (details supplied) in Dublin 9 will be allocated to facilitate the construction of 640 housing units; and if he will make a statement on the matter. [12114/18]
View answerWritten answers
The process of allocating funding under the Local Infrastructure Housing Activation Fund began in August 2016 when Local Authorities were invited to submit proposals which were subsequently assessed and 34 of those proposals received preliminary approval in March 2017. The fund was fully allocated at that time. However, as part of Budget 2018, I announced an additional €50 million funding which will be available for a second LIHAF call and which will again be subject to matching funding of 25% by local authorities. This capital funding will facilitate the provision of additional public infrastructure to unlock further sites and activate more housing supply.
It is intended that a call for proposals under LIHAF 2 will issue to local authorities shortly. It will be open to all local authorities to submit new projects or resubmit previous unsuccessful projects for consideration at that time. In this context, it will be open to Dublin City Council to decide whether to submit the project referenced by the Deputy, following consideration of whether it meets the relevant criteria for the funding.
All proposals will be assessed in line with the criteria and aims of LIHAF and it is expected that approved projects will be announced in the latter half of 2018, with works expected to commence in 2019.
Housing Loans
Questions (1026)
Jack Chambers
Question:1026. Deputy Jack Chambers asked the Minister for Housing, Planning and Local Government if an unsuccessful application to the Rebuilding Ireland home loan scheme by persons (details supplied) will be examined; if his attention has been drawn to the fact that a condition within the scheme is resulting in many applications being refused; his plans to address this issue; and if he will make a statement on the matter. [12128/18]
View answerWritten answers
Following a review of the two existing local authority home loan schemes, the House Purchase Loan and the Home Choice Loan, a new loan offering, the Rebuilding Ireland Home Loan, was introduced on 1 February 2018.
Section 63(3) of the Local Government Act 2001 provides that, subject to law, a local authority is independent in the performance of its functions. Section 6 of the Housing (Miscellaneous Provisions) Act 2009 specifically provides that the Minister's power to issue policy directions and guidelines to housing authorities in relation to their housing functions should not be construed as enabling the Minister to exercise any power or control in relation to any individual case with which a housing authority is or may be concerned. The Minister is, therefore, precluded from intervening in relation to individual cases.
It continues to be the case under the Rebuilding Ireland Home Loan, as with the previous local authority House Purchase Loan, that single applicants applying for the loan must not be earning greater than €50,000 gross per annum and the combined income of joint applicants must not be greater than €75,000 gross per annum. This is to ensure the effective targeting of limited resources.
The final decision on loan approval is a matter for each local authority and its Credit Committee on a case-by-case basis. Decisions on all housing loan applications must be made in accordance with the statutory credit policy that underpins the scheme, in order to ensure consistency of treatment for all applicants. Loan applicants who are dissatisfied with a loan application decision of a local authority Credit Committee may appeal that decision to the local authority. Details of the appeals process can be obtained from the relevant local authority.
The option for borrowers with incomes in excess of the income limits set for the Rebuilding Ireland Home Loan is to seek housing finance from a commercial lender.
Pyrite Remediation Programme Implementation
Questions (1027)
Clare Daly
Question:1027. Deputy Clare Daly asked the Minister for Housing, Planning and Local Government if his attention has been drawn to the fact that a contractor engaged by the Housing Agency to provide samples of underfloor fill for tests to prove heave-inducing pyrite is not sampling in accordance with the sampling procedures (details supplied); and his plans to address this issue. [12135/18]
View answerWritten answers
The Pyrite Resolution Act 2013 provides the statutory framework for the establishment of the Pyrite Resolution Board and for the making of a pyrite remediation scheme to be implemented by the Board with support from the Housing Agency. The pyrite remediation scheme is a scheme of “last resort” and is limited in its application and scope. The full conditions for eligibility under the scheme are set out in the scheme which is available on the Board’s website, www.pyriteboard.ie.
In accordance with the provisions of the Act, the Board is independent in the performance of its functions, and as Minister, I have no role in the operational matters (including sampling and testing) pertaining to the implementation of the scheme. The Board may be contacted by phone at Lo call 1890 252842 or by email to info@pyriteboard.ie or alternatively at oireachtasinfo@pyriteboard.ie.
Social and Affordable Housing Data
Questions (1028, 1029, 1030)
Róisín Shortall
Question:1028. Deputy Róisín Shortall asked the Minister for Housing, Planning and Local Government the number of submissions made to his Department from each local authority as part of the recently announced affordable purchase scheme; the number of affordable housing units these submissions claim to provide in tabular form; and if he will make a statement on the matter. [12179/18]
View answerRóisín Shortall
Question:1029. Deputy Róisín Shortall asked the Minister for Housing, Planning and Local Government if Wicklow County Council has submitted proposals as part of the affordable purchase scheme; the number of units that are expected to be delivered as part of that submission; and if he will make a statement on the matter. [12180/18]
View answerRóisín Shortall
Question:1030. Deputy Róisín Shortall asked the Minister for Housing, Planning and Local Government the approved housing bodies that have been approved to facilitate the affordable purchase scheme; the number of units they will provide under the scheme in 2018 and in the future; and if he will make a statement on the matter. [12181/18]
View answerWritten answers
I propose to take Questions Nos. 1028 to 1030, inclusive, together.
The delivery of more affordable homes, to buy or rent, is a major priority for Government, focusing in particular on the cities of Dublin, Galway and Cork, where people are facing the greatest affordability challenge. Increased delivery of homes at more affordable prices will involve local authorities developing their own residential land bank, comprising some 1,700 hectares, to its full potential. Where appropriate, it will include local authorities working with approved housing bodies and realising a mix of tenures from these lands, including affordable purchase and/or cost rental. Recognising that there are enabling infrastructure requirements on some sites, I am also providing Exchequer funding of €25 million, over 2018 and 2019, as a key contribution towards the delivery of more affordable housing.
Following the Housing Summit with local authority Chief Executives in January, I have asked local authorities to submit their plans to develop their land bank for social and wider housing development, including an outline of their respective proposed affordable housing programmes. As of 14 March, 29 local authorities, including Wicklow County Council, have submitted returns and my Department is currently working through these and engaging bi-laterally with local authorities on their plans.
Once all local authorities have submitted their plans, and once these have been assessed and collated, we will be in a better position to understand the more granular and localised targets for affordable housing. In overall terms, from initial estimates, I expect that in the region of 3,000 new affordable homes can be made available through a range of schemes and initiatives, with the long-term ambition for some 10,000 additional affordable homes to be provided for sale or rent, as the initiatives are rolled out.
Local Authority Housing Funding
Questions (1031)
Niamh Smyth
Question:1031. Deputy Niamh Smyth asked the Minister for Housing, Planning and Local Government if a reply will issue to correspondence (details supplied); if funds will be provided to allow local authorities to complete houses in unfinished estates in an effort to tackle the social housing crisis; and if he will make a statement on the matter. [12229/18]
View answerWritten answers
My Department published the 2017 Annual Progress Report on Unfinished Housing Developments earlier this month. The report is available at the following link:
http://www.housing.gov.ie/housing/rebuilding-ireland/national-housing-development-survey/publication-2017-annual-progress .
As outlined in that Report, the number of unfinished housing developments has reduced by 91% from just under 3,000 developments in 2010 to 256 developments in 2017. In addition, the Report shows that 74% of Local Authority areas now contain less than 10 unfinished developments, with four local authority areas having no occupied unfinished developments.
Funding of the resolution and taking-in-charge process is now firmly centred around investment by housing providers and their funders, as well as income from bonds and securities. In that context, I have no plans to allocate further funding to local authorities.
In relation to the taking-in-charge of housing developments, this is a matter for the relevant local authority under section 180 of the Planning and Development Act 2000 (as amended). Nevertheless, to examine current systems and procedures in relation to taking in charge, my Department launched the National Taking-in-Charge Initiative (NTICI) in April 2016 to trial new approaches and working methods in supporting and accelerating overall national and local action on the taking-in-charge process of housing estates, including estates with developer-provided water services infrastructure (DPI).
Under the terms of the NTICI, which was underpinned by €10 million in pilot project funding, developments subject to valid taking-in-charge applications were eligible for inclusion in the call for funding proposals under Circular FPS 3/2016, which is available at the following link:
http://www.housing.gov.ie/sites/default/files/publications/files/circular_fps3_2016_national_taking_in_charge_initiative_3.pdf
Findings and recommendations from the NTICI process will be included in a report on the initiative that I intend to publish in the coming weeks.
The NTICI has been of considerable value to local authorities and other stakeholders, such as Irish Water, in developing their own enhanced internal systems and procedures to ensure both proper enforcement and expedited taking-in-charge procedures.
As an example of the above, the recently published National Development Plan provision by Irish Water of €31 million for the period 2018-2021 for addressing developments with developer-provided infrastructure is evidence of the Government's commitment to transition from the pilot phase under NTICI to a programme phase, commencing with an estimates provision of €3m in 2018, on which further details will be announced in due course.
Mayoral Election
Questions (1032, 1042, 1052)
Seán Sherlock
Question:1032. Deputy Sean Sherlock asked the Minister for Housing, Planning and Local Government the proposed powers of a directly elected mayor of Cork city; and when he expects a plebiscite on the matter. [12241/18]
View answerSeán Sherlock
Question:1042. Deputy Sean Sherlock asked the Minister for Housing, Planning and Local Government his plans for a directly elected mayor for Cork city. [12367/18]
View answer
Thomas P. Broughan
Question:1052. Deputy Thomas P. Broughan asked the Minister for Housing, Planning and Local Government the arrangements he plans to make for the direct election of mayors for Dublin and Cork; and if he will make a statement on the matter. [12510/18]
View answerWritten answers
I propose to take Questions Nos. 1032, 1042 and 1052 together.
The Programme for Partnership Government includes a commitment to consider directly elected mayors in cities as part of a broader range of local government reform measures aimed at strengthening local democracy. In response to this commitment, work on a report on directly elected mayors for cities is at an advanced stage in my Department.
This report will examine the range of functions that might be assigned to a directly elected mayor for Dublin and Cork, the geographic areas applicable in each case, and the governance arrangements underpinning the role, including its potential impact on existing local government structures.
Tenant Purchase Scheme
Questions (1033)
Eoin Ó Broin
Question:1033. Deputy Eoin Ó Broin asked the Minister for Housing, Planning and Local Government if SI 679/2011 - Housing (Tenant Purchase of Apartments) Regulations 2011 is still active and available to local authorities and council tenants to avail of; and if he will examine a series of matters relating to same (details supplied). [12245/18]
View answerWritten answers
Part 4 of the Housing (Miscellaneous Provisions) Act 2009 and the associated regulations, the Housing (Tenant Purchase of Apartments) Regulations 2011 (S.I. No. 679 of 2011) introduced the scheme for Tenant Purchase of local authority apartments, which came into operation on 1 January 2012 and remains in place. A local authority may, as a reserved function and following at least 65% support at a tenant plebiscite, designate for tenant purchase an apartment complex comprising at least 5 apartments, which does not contain apartments designed for elderly persons or retail units and which meets statutory criteria.
Under Section 50 of the 2009 Act, “apartment complex” is defined as “land on which there stands erected a building or buildings, comprising or together comprising not less than 5 apartments (but not including any community apartment) and the common areas, structures, works and services”.
The local authority must consult the tenants in relation to a proposal to designate an apartment complex and must hold a plebiscite on the proposal. If at least 65% of the tenants vote in favour of the proposal, then the elected members of the local authority may designate the complex for tenant purchase. However, under Section 54 of the 2009 Act, where an apartment has been sold by the local authority under section 90 of the Principal Act (Housing Act 1966), whether before or after the coming into operation of this scheme, the apartment shall not be included for the purposes of the tenant plebiscite.
Prior to sale, the authority will transfer ownership of the complex to an apartment owners’ management company established under the Companies Acts, in which the authority is, in most cases, the sole member. The apartments would then be sold to tenant applicants at discounts of 40% - 60%, depending on their level of income. An incremental purchase charge is placed on the property by the authority that withers away over a period related to the level of discount received, subject to compliance with the conditions of the sale, notably that a member of the purchaser’s household must live in the apartment for the duration of the charged period and that the purchaser pays the management company annual charges in respect of the apartment.
The membership of the management company associated with the apartment transfers from the authority to the tenant purchaser. The authority will continue to let apartments in the complex in the normal way to tenants who do not wish to purchase and participate in the affairs of the management company as owners of those apartments.
The tenant purchaser of an apartment has all the normal responsibilities of a dwelling owner, including decorating, maintaining and repairing the apartment, and insuring its contents, at his or her own expense. In addition, by virtue of his or her membership of the management company, the apartment owner is part-owner of the common areas, etc., with an obligation to play a part in managing and maintaining them, including the payment of the management company annual charges levied on the apartment, attending and participating in meetings of the company, and serving as a director of the company from time to time.